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28226 Hillman Hwy, Meadowview, VA 24361
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Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1988
Total area
3,944 SF
Lot
3.49 ac (152,024 SF)
Zoning code
A2 AGRICULTURAL GENERAL
APN
067A3 A 139
UPID
US87-1493431
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Nursing Home Retirement Community
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$662k
Blend (final)
Blend
$240k
Owner & transaction history
Zoning & alternative use
A2 AGRICULTURAL GENERAL · Meadowview, VA
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 10 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$240k
Value range
$216k – $264k
±10% around blend
Estimated value / SF
$61 / SF
Confidence
High
10 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
100
$216k
blend $240k
$264k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,944 SF
Lot area
3.49 ac
Year built
1988
Stories
1
APN
067A3 A 139
Zoning
A2 AGRICULTURAL GENERAL
Assessed value
$311,400
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$417k
Weighted, 10 comps · high confidence
Evidence
10 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
4.4 mi away · 4,117 SF
9.6 mi away · 4,111 SF
9.7 mi away · 4,266 SF
14.5 mi away · 2,878 SF
16.3 mi away · 4,800 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$240k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 215 sales
$107
-43%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $61/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 10 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$311k
Move the market yield to see immediate price impact.
Value / SF
$79
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$20k
$392k
$280k
$218k
$22k
$436k
$311k
$242k
$24k
$480k
$343k
$266k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
10 found
High confidence · county-verified
Closest comparable
$336k
4.2 mi · Dec 2025 · $108/SF
Property tax & assessments
Property tax & assessments
Assessed value
$311,400
Assessed 2024
Previous assessed
$311,300
+0.0% YoY
Assessed land
$62,500
Assessed improvement
$248,900
Land market value
$62,500
Improvement market value
$248,900
Total market value
$311,400
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
For Sale
Year built
1988
Heating
HEAT PUMP
Cooling
YES
Stories
1
Rooms
20
Bathrooms
4
Total area
3,944 SF
Lot
3.49 ac (152,024 SF)
Zoning code
A2 AGRICULTURAL GENERAL
APN
067A3 A 139
UPID
US87-1493431
Jurisdiction
WASHINGTON
Zoning & alternative use
A2 AGRICULTURAL GENERAL · Meadowview, VAZoning A2 AGRICULTURAL GENERAL · permitted uses
A2 AGRICULTURAL GENERAL · Meadowview, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1988
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Rooms
20
Bathrooms
4
Lot
3.49 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
A2 AGRICULTURAL GENERAL
Jurisdiction
Meadowview, VA
Recorded code
A2 AGRICULTURAL GENERAL
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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